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be subject to the review and approval by the City Engineer and Planning Director prior to issuance of building permits for the project. 21. The applicant shall submit a simple transportation systems management program to provide incentives for employees or agents to use public transit, carpool, bike, or walk to work to reduce traffic and parking. Such a program could include incentives such as: free or reduced cost Wheels/BART passes, cash incentives program, installing lockers, etc. Said program shall be subject to the review and approval by the Planning Director prior to occupancy. 22. All trash and refuse shall be contained completely within the approved trash enclosure. The materials and color of the enclosure shall match the building and the gates shall be corrugated metal or solid wood. The design of the enclosure shall be shown on the plans submitted for issuance of building permits and shall be subject to the approval of the Planning Director and Fire Chief. Trash containers shall be stored within the enclosure at all times, except when being unloaded. 23. The applicant shall install and maintain an ashtray near the smoking bench on the subject property. 24. The location of any pad-mounted transformers shall be subject to approval by the Planning Director prior to issuance of permits by the Building and Safety Division. Such transformers shall be screened by landscaping or contained within an enclosure matching the building and with corrugated metal gates. All transformers shall be shown on the plans submitted for issuance of building permits. The project developer shall attempt to locate transformers at the rear of the site. 25. A final landscape plan and irrigation plan shall be submitted to and approved by Planning Director as part of the building permit plan set prior to issuance of a building permit. Said landscape plan shall be detailed in terms of species, location, size, quantities, and spacing. 26. The applicant shall make the following modifications/revisions to the landscape plan: a. Evergreen ivy or vines shall be planted along the western base of the masonry wall. b. The rosemary groundcover within the bioswales shall be substituted with one or more species of groundcover that are suitable for a bioswale environment (i.e., one that doesn't "drown" easily when the soil becomes saturated, one that sends out many fibrous roots to reduce erosion, and one that does a good job of filtering the water before it reaches the drain inlet). 4